1533 N Westnedge Ave · Kalamazoo, MI 49007

$84,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 13 Days on market

Built 1910 6,534 sqft lot Est $121k · 30% under

---

Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to purchase an affordable home near 131 north business loop, while being only a few minutes from the new arena Downtown Kalamazoo. This two story, 3 bedroom 1 bath home, offers an adequate amount of living space on the main lever with a bonus room and enclosed porch. The upper level of the home contains 3 decently sized bedrooms and a full bath. Situated on a corner lot with easy one way access to Downtown Kalamazoo. Its great location would be great for a traditional home owner that works in Plainwell or Grand Rapids, or could even make for a nice location for a first rental property. The possibilities are endless!

Key facts

• Bonus room
• Enclosed porch
• Corner lot

Tags

• CORNER LOT
• ENCLOSED PORCH
• BONUS ROOM

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Detached garage (1 space)
• Utilities: Public water
• Home design: Traditional single-family residence; About 1,248 square feet; Built in 1910; Composition roof
• Construction: Wood siding construction; Full basement foundation
• Exterior features: Public water; 0.15-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.2% vs local median 4.1% in Kalamazoo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#141 in MI, #3,492 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 77 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 42% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $121,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Lulu St	0.09mi	4/1.0 (+1)	1,224 (-2%)	3mo	$55,000	$45	85
1212 Princeton Ave	0.30mi	3/1.0	1,200 (-4%)	6mo	$147,000	$123	75
2022 N Westnedge Ave	0.31mi	3/1.5	1,200 (-4%)	6mo	$105,000	$88	72
625 Ada St	0.61mi	3/1.0	1,202 (-4%)	1mo	$129,000	$107	65
1115 Woodward Ave	0.46mi	3/1.0	1,144 (-8%)	1mo	$103,000	$90	64
805 Hawley St	0.70mi	3/1.0	1,224 (-2%)	5mo	$115,000	$94	60
716 Elizabeth St	0.42mi	4/1.5 (+1)	1,170 (-6%)	5mo	$65,000	$56	59
721 Elizabeth St	0.45mi	4/1.0 (+1)	1,126 (-10%)	7mo	$126,900	$113	52
2206 Woodward Ave	0.52mi	4/2.0 (+1)	1,349 (+8%)	3mo	$175,000	$130	51
731 Mabel St	0.50mi	4/1.5 (+1)	1,386 (+11%)	1mo	$63,000	$45	50
1018 N Rose St	0.48mi	4/2.0 (+1)	1,398 (+12%)	2mo	$135,000	$97	47
1431 Douglas Ave	0.68mi	3/1.0	1,424 (+14%)	7mo	$162,900	$114	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.56×
• Total profit: $13,252
• Equity at exit: $12,659

10-year hold

• IRR: 20.8%
• Equity multiple: 2.52×
• Total profit: $36,048
• Equity at exit: $7,341

Cash invested: $23,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49007

• Rents YoY: -0.8%
• Active inventory: 77
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$445
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $487

Break-even live

Break-even rent $753

Max offer price $84,900

Occupancy floor 59%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Elizabeth St Kalamazoo, MI	3.0	1.5	1128	$1,250	$1.11	13d	1	0.42mi
815 N Pitcher St Unit 12 Kalamazoo, MI	2.0	2.0	982	$1,550	$1.58	21d	1	0.74mi
525 E Ransom St Kalamazoo, MI	1.0–2.0	1.0–2.0	807	$1,625	$2.01	21d	1	0.98mi
232 Woodward Ave Unit 5 Kalamazoo, MI	2.0	1.0	1400	$999	$0.71	13d	1	0.99mi
816 W Main St Kalamazoo, MI	3.0	1.0	1005	$1,100	$1.09	21d	1	1.07mi
838 W Main St Kalamazoo, MI	4.0	1.0	1470	$1,300	$0.88	21d	1	1.08mi
310 E Michigan Ave Kalamazoo, MI	2.0	2.0	1100	$1,385	$1.26	21d	1	1.14mi
2420 Upper Riverview Dr Kalamazoo, MI	3.0	1.0	925	$1,300	$1.41	21d	1	1.19mi
3205 Douglas Ave Kalamazoo, MI	2.0–3.0	1.0–2.0	912	$1,379	$1.51	13d	1	1.31mi
3622 Douglas Ave Unit 3 Kalamazoo, MI	2.0	1.0	800	$1,112	$1.39	13d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $84,900 Active 13 DOM
2. 2026-06-17
   days on market $84,900 Active 12 DOM
3. 2026-06-16
   days on market $84,900 Active 11 DOM
4. 2026-06-15
   days on market $84,900 Active 10 DOM
5. 2026-06-14
   days on market $84,900 Active 8 DOM
6. 2026-06-13
   days on market $84,900 Active 7 DOM
7. 2026-06-10
   days on market $84,900 Active 5 DOM
8. 2026-06-09
   days on market $84,900 Active 4 DOM
9. 2026-06-08
   days on market $84,900 Active 3 DOM
10. 2026-06-07
    remarks 641-char remark
11. 2026-06-07
    listed $84,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,433
• − Mortgage interest: −$4,756
• − Property taxes: −$1,375
• − Insurance: −$424
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,470
• Taxable income: $4,779
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,693/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Kalamazoo

• Score: 76/100
• State rank: #141
• US rank: #3492

Category grades

Amenities C+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kalamazoo, MI
• County: Kalamazoo County · 224,317 people
• City population: 121,397
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 9,836
• Household income: $39,344
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 816.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Black 44% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.80%
• Current HPI: 112.4973
• Rent YoY: ▼ -0.85%
• Metro: Kalamazoo-Portage, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+0.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $84,900 REALCOMP
• 2026-06-05 Listed $84,900 SW Michigan MLS
• 2026-06-05 Listed $84,900 MiRealSource-MiMLS
• 2026-05-05 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Listing Removed — REALCOMP
• 2025-12-05 Listed $84,900 REALCOMP
• 2025-12-05 Listed $84,900 MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $1,375 · -2.6% YoY. Source: county tax records.